Qualified intermediary
Oak1031
We hold your sale proceeds and prepare the documents a 1031 exchange requires, so your gain can be deferred into the next property.
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Mountain West real estate
Tax strategy for lasting wealth.
Qualified intermediary services for 1031 exchanges, and cost segregation for the property you keep. CPA-led. Independent. Precise about every deadline.
What we do
Three ways we help investors keep more of what they build.
Cost segregation
OakCostSeg
A natural next step after an exchange. A study can speed up depreciation on property you own now, including catch-up for prior years.
Explore OakCostSegProperty tax appeals
Coming soonOakPropertyTaxAppeal
Help reviewing your assessment and filing an appeal when the numbers do not match the market.
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How a 1031 exchange works
Four steps, two deadlines.
The clock starts when your sale closes. Both deadlines run at the same time, in calendar days.
Before closing
Engage your intermediary
Sign the exchange agreement before the sale of your current property closes. We coordinate with your escrow or title company.
Day 0
Sell the relinquished property
Proceeds go directly to the intermediary. You never take receipt of the funds.
By day 45
Identify replacement property
Name your replacement property in writing, signed and delivered to us by midnight on day 45.
By day 180
Close on the replacement
We send the exchange funds to your replacement closing and complete the exchange records.
1031 deadline calculator
Know your dates.
Enter your closing date to see your Day 45 and Day 180 deadlines.
The day your relinquished property transferred.
Day 45
Identification deadline
Enter a closing date to see it.
Day 180
Exchange deadline
Enter a closing date to see it.
Calendar days. Deadlines count every calendar day from closing. They do not move for weekends or holidays.
Tax return due date. The 180-day deadline can come earlier if your tax return due date for the year of the sale, including extensions, falls first.
Why investors trust us
CPA-led
Steve Guymon, CPA, serves on our advisory board. Your exchange is guided by people who understand the tax rules behind it.
Bonded and insured
$30 million fidelity bond and $5 million in errors-and-omissions insurance.
How funds are held
Each client's exchange funds are held in a separate, segregated account at an FDIC-insured bank. Funds move only on your written authorization.
For real estate agents
Free continuing education on 1031 exchanges.
Practical classes that help you spot an exchange early and guide clients to the right advisors. Earn CE credit at no cost.
Common questions
Before you sell.
When do I need to engage a qualified intermediary?
Before your sale closes. The exchange agreement has to be in place and assigned into the sale before the closing. If you receive the sale proceeds, even briefly, the exchange generally fails.
How do the 45-day and 180-day deadlines work?
Both start the day after your sale closes and run at the same time. You have 45 calendar days to identify replacement property in writing, and 180 calendar days to close on it. Deadlines do not move for weekends or holidays. The 180-day period can end sooner if your tax return for that year is due first, unless you file an extension.
Does Oak531 recommend replacement properties?
No. As your qualified intermediary, we stay independent. We do not recommend, sell, or receive compensation for any replacement property or investment. You and your advisors choose the property.